How Much Does an Office Fitout Cost in Sydney?

Last updated: 12 October 2026

How much does an office fitout cost in Sydney? For most tenancies the answer is $900 to $1,600 per square metre for a standard construction-only fitout, which means roughly $110,000 to $190,000 for a 10-person office and $450,000 to $800,000 for a 50-person floor, before furniture, IT, design fees and contingency. This guide answers the question the way an owner actually asks it: by business size, by what the building already provides, and by what is and is not in the number you are given.

This article sits alongside our guides to where the money goes by trade package and to why published per-metre benchmarks differ. Here we focus on the budget a business owner should expect to set.

How much does an office fitout cost in Sydney? Start with headcount, not floor area

Most owners know how many people they employ long before they know their floor area. Under the National Construction Code a baseline of about 10 square metres per person is used for occupant numbers, and typical planning ratios sit between 8 and 12 square metres for activity-based or open-plan layouts, rising to 15 to 20 for cellular offices. Multiply headcount by the ratio, then by the tier rate, and you have a feasibility budget.

If you also need to confirm how much space you really need, our guide to test fits and building constraints shows how a plan is tested before a price is fixed.

How much does an office fitout cost in Sydney for a 10, 25 or 50 person business?

The table below applies the standard tier to three common business sizes, assuming roughly 11 square metres per person. These are construction-only feasibility ranges and use our own working rates, not a quote.

Smaller floors sit toward the top of each band because fixed costs such as a kitchen, comms room, fire services changes, certification and project management do not shrink with the floor. Our guide to the fixed costs of a small office fitout explains the effect in detail.

What changes how much does an office fitout cost in Sydney?

Two businesses of the same size can be $200,000 apart. The usual reasons:

• What the base building already provides. A tenancy with a good ceiling grid, lighting and air conditioning needs far less than a bare shell.
• Layout density. More meeting rooms and glazed offices mean more partitions, doors and acoustic work. Read our guide to glass partitions for the cost drivers there.
• Services work. Moving air conditioning, sprinklers, power and data is often the largest hidden line.
• Specification. Joinery, feature ceilings, stone and bespoke lighting move a project between tiers quickly.
• Building rules. After-hours access, loading dock limits and landlord requirements add labour cost. See our landlord approval guide.
• Timing. Compressed programs cost more. Construction costs are also rising roughly 3.5 to 6 per cent a year according to JLL.

What is usually not in the price of an office fitout in Sydney?

Many owners ask how much does an office fitout cost in Sydney and then discover the quote covered only the build. Check each of these is either included or budgeted separately:

• Design and documentation fees, plus engineering and certification.
• Furniture, which can range from modest to a figure comparable with the build for premium spec.
• IT, cabling, audiovisual equipment and security systems.
• Signage and branding.
• Moving, temporary relocation and dual rent.
• Make good on your old premises and on the new lease end.
• Landlord fees for supervision, hoisting and bonds.
• GST, which is added to all figures above.

A realistic total budget is the construction price plus 20 to 40 per cent for these items, depending on how much furniture and technology you are replacing.

Worked example: 25-person professional services office

A 25-person advisory firm leases 275 square metres in a Sydney CBD building with an existing ceiling and air conditioning. It wants six offices, two meeting rooms, an open area, a kitchen and a comms room.

1. Tier. New layout with partitions and kitchen: standard band, $900 to $1,600/m².
2. Adjustment. Reusing the base services moves the rate to about $1,100 to $1,400/m².
3. Construction. 275 × $1,100 to $1,400 gives $302,500 to $385,000.
4. Contingency at 7.5 per cent. About $23,000 to $29,000.
5. Outside the build. Furniture, IT, signage and design fees of perhaps $90,000 to $150,000.
6. Total feasibility budget. Roughly $415,000 to $565,000 plus GST.

That range narrows once the site inspection confirms the services. Our sector workplace design guide explains how legal, finance and advisory briefs shift the specification.

How much does an office fitout cost in Sydney for different sectors?

Sector requirements move projects between tiers:

• Professional services: client-facing meeting rooms, acoustic privacy and quality joinery push toward the upper standard or premium tier.
• Technology and creative: open plans and exposed services can be cheaper to build but often add collaboration areas, phone booths and AV.
• Medical and allied health: hydraulics, infection-control finishes and compliance move cost into the specialised tier.
• Call centres and operations: high density, heavy power and data, and acoustic treatment add services cost.

Can landlord incentives lower the cost?

Yes, and in the current market they matter. Sydney CBD vacancy was 13.8 per cent in January 2026 according to the Property Council, and Knight Frank reported North Shore incentives rising from 38 to 42 per cent between January 2025 and January 2026. Incentives usually arrive as a fitout contribution or rent-free period, which reduces your net cost, not the build price. Negotiate them before you sign the lease, and confirm what building standard the landlord expects on handover.

The contractor you choose also affects the outcome. Compare proposals on scope as well as price using our guide to comparing office fitout proposals.

Why the question “how much does an office fitout cost in Sydney” has no single answer

Owners who search how much does an office fitout cost in Sydney often expect one number, and every honest answer is a range. The cost of a fitout is the sum of dozens of decisions: how many walls, what ceiling, how much power, which finishes. A quote from one builder for 300 square metres can be double another’s because the scope, the assumed building condition and the specification differ. That is why the first step is always a defined brief and a site inspection, not a rate.

A useful habit is to ask each contractor to state the area basis, the specification tier and the exclusions in writing. When those three are identical, price comparisons become meaningful. When they are not, a lower price usually means a smaller scope.

Timeline and cash flow: when do you pay?

Knowing how much does an office fitout cost in Sydney also means knowing when the money leaves the account. Fixed-price contracts are normally paid in progress claims against completed work, with a final portion held until practical completion and the defects period. Design fees are paid earlier, and furniture orders often need deposits 8 to 16 weeks before move-in. Plan cash flow in three stages: design and approvals, construction claims, and the final fit-in costs of furniture, IT and moving.

• Design and approvals: typically a small share of the total, paid before construction starts.
• Construction: monthly progress claims tied to measured work.
• Handover: retention released after defects are rectified.

Lead times for long-lead items such as joinery, glazing and imported furniture can drive the start date, so an early order may carry a deposit before any construction cost appears.

Where can you save when asking how much does an office fitout cost in Sydney?

Once you know how much does an office fitout cost in Sydney for your own floor, the next question is where flexibility exists. Savings that rarely compromise the result include reusing the existing ceiling grid and lighting, keeping air conditioning zones where they are, choosing standard glazing systems over bespoke ones, and limiting wet areas to one location. Savings that tend to backfire include cutting acoustic treatment, skipping compliance work or deferring services upgrades that the building will force later.

Specification choices are easier to manage when pricing is itemised. A trade-by-trade quote lets you swap a feature ceiling for a standard one, or a stone benchtop for laminate, and see the effect immediately. Without itemisation you cannot make those trade-offs deliberately.

• Keep plumbing and kitchens clustered to shorten hydraulic runs.
• Reuse sound existing joinery and doors where possible.
• Choose finishes with durable, readily available stock to avoid long lead times.
• Stage non-critical areas for later if the lease allows.

Budget mistakes when estimating how much does an office fitout cost in Sydney

Asking how much does an office fitout cost in Sydney is the right start, but these errors turn a sound range into an overrun:

• Using a per-metre rate from a global report without checking what it includes.
• Forgetting that GST, landlord fees and make good are additional.
• Changing the brief after construction begins, which is the most common cause of variations.
• Leaving no contingency for ceilings, services or asbestos found only after opening up.
• Choosing the lowest quote without comparing exclusions.

Each of these is avoidable with a clear brief, a site inspection and a fixed price that names its provisional sums.

How to keep the budget under control once you know how much does an office fitout cost in Sydney

1. Fix the brief before pricing. Changes during construction are the main source of overruns.
2. Ask for an itemised fixed price. Trades, provisional sums and exclusions should be named.
3. Allow for compliance. NCC 2022 Amendment 2 is the current code in NSW; see the Australian Building Codes Board.
4. Check existing conditions. Older buildings may need asbestos checks under SafeWork NSW duties and fire system recommissioning.
5. Track market costs. Rider Levett Bucknall and NSW Government publish construction guidance.
6. Hold contingency. Keep 5 to 10 per cent in reserve and release it only against documented variations.

How Office Fitouts Sydney prices your project

We book a free site inspection within 48 hours, measure the space, check ceilings, services and access, and provide a detailed fixed-price quote within 3 business days. Pricing is fixed, with trades itemised and exclusions listed. Our in-house designers, project managers and trades have delivered Sydney fitouts for more than 15 years, and we also handle make good and custom joinery. See why we are among the best office fitouts in Sydney, or contact Office Fitouts Sydney to book an inspection.

Frequently Asked Questions

How much does an office fitout cost in Sydney per person?

At about 11 square metres per person and a standard tier, construction is roughly $10,000 to $17,600 per person, before furniture, IT and fees.

How much does an office fitout cost in Sydney for a small business?

A small business of 10 people typically spends $99,000 to $176,000 on construction at the standard tier, with smaller floors costing more per square metre.

Is it cheaper to renovate or relocate?

Staying put avoids moving and dual rent but may need services upgrades. Compare the full cost of both before deciding.

Does the quote include furniture and IT?

Usually not. Ask for them to be listed as inclusions or exclusions, and budget separately where excluded.

How much contingency should I hold when working out how much does an office fitout cost in Sydney?

Hold 5 to 10 per cent, and more for older buildings or incomplete as-built information.

Can a landlord contribution cover my fitout?

It can offset part of it. Incentives vary by building and market, so negotiate before signing the lease.

How long does the budget stay valid?

Costs rise roughly 3.5 to 6 per cent a year, so refresh older figures before committing.

How quickly can Office Fitouts Sydney quote?

We offer a free site inspection within 48 hours and a detailed fixed-price quote within 3 business days.